117 Kent Ct · Akron, OH 44305

$75,000

3 bd · 1.0 ba · 958 sqft · SingleFamily public records · 88 Days on market

Built 1919 2,238 sqft lot $78/sqft · 34% above area Est $62k · 21% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 1-bath colonial offering over 1,300 square feet of comfortable living space. This move-in-ready home blends classic charm with modern updates and features a spacious layout with a natural flow between the living and dining areas, along with convenient first-floor laundry. The kitchen provides ample space for everyday cooking and entertaining, while upstairs you’ll find three generously sized bedrooms and a full bathroom. A full basement offers plenty of storage and additional potential space. Outside, enjoy a private yard with off-street parking, a one-car garage, and driveway access. Whether you're a first-time homebuyer or an investor looking for a solid opportunity, this property offers great value and potential—schedule your showing today.

Key facts

• 2,238 sq ft lot
• Garage
• Built 1919

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 6.6% in Akron — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#104 in OH, #1,591 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Akron City (urban): math 22% / reading 30% proficiency, ranked #602 of 656 in OH (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.5%/yr); 101 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,114 units permitted in Summit County in 2024 (397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Summit County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $75k implies a 971% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.31%
• DSCR: 2.08
• GRM: 5.4

CMA / ARV

• ARV (median comp): $61,848
• List price: $75,000
• Delta: 21.26%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Tonawanda Ave	0.54mi	3/1.0	960 (+0%)	1mo	$97,000	$101	74
109 Kent Ct	0.01mi	2/1.0 (-1)	1,075 (+12%)	7mo	$37,500	$35	68
1177 Smithfarm Ave	0.57mi	2/1.0 (-1)	992 (+4%)	2mo	$113,000	$114	61
166 Chittenden St	0.52mi	3/1.0	1,020 (+6%)	6mo	$94,900	$93	60
767 Upson St	0.52mi	2/1.0 (-1)	980 (+2%)	9mo	$65,000	$66	59
150 Berkley St	0.39mi	4/1.0 (+1)	1,019 (+6%)	10mo	$60,000	$59	58
442 Matthews St	0.64mi	3/1.5	900 (-6%)	6mo	$90,000	$100	54
1082 Hazel St	0.59mi	3/1.0	1,056 (+10%)	2mo	$112,100	$106	53
828 Crouse St	0.39mi	3/2.0	1,072 (+12%)	8mo	$92,000	$86	52
789 Upson St	0.50mi	2/1.0 (-1)	1,024 (+7%)	12mo	$63,050	$62	50
427 Black St	0.63mi	3/1.0	822 (-14%)	5mo	$80,000	$97	43
438 Black St	0.66mi	3/1.0	824 (-14%)	6mo	$45,000	$55	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.51% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 1.80×
• Total profit: $16,720
• Equity at exit: $11,183

10-year hold

• IRR: 28.5%
• Equity multiple: 3.71×
• Total profit: $56,967
• Equity at exit: $6,485

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44305

• Rents YoY: 4.5%
• Active inventory: 101
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$393
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $425

Break-even live

Break-even rent $615

Max offer price $75,000

Occupancy floor 58%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Kent Ct Akron, OH	2.0	1.0	1032	$1,142	$1.11	23d	1	0.04mi
134 N Arlington St Akron, OH	2.0	1.0	964	$900	$0.93	23d	1	0.25mi
797 E Market St Apt 220 Akron, OH	2.0	1.5	1100	$1,500	$1.36	23d	1	0.26mi
801 E Exchange St Akron, OH	2.0	1.0	850	$925	$1.09	23d	1	0.37mi
783 E Exchange St Unit 2nd Akron, OH	2.0	1.0	951	$875	$0.92	23d	1	0.40mi
167 Chittenden St #1 Akron, OH	2.0	1.0	900	$850	$0.94	43d	1	0.48mi
166 Chittenden St Akron, OH	3.0	1.0	1020	$985	$0.97	43d	1	0.49mi
167 Chittenden St Apt 2 Akron, OH	2.0	1.0	900	$825	$0.92	43d	1	0.49mi
208 Barder Ave Akron, OH	3.0	1.0	924	$1,050	$1.14	43d	1	0.54mi
605 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	1000	$695	$0.69	14d	1	0.67mi
237 Kryder Ave Unit 237 Akron, OH	2.0	1.0	860	$850	$0.99	44d	1	0.67mi
878 Clark St Akron, OH	3.0	2.0	1029	$1,440	$1.40	43d	1	0.74mi
344 Lease St Akron, OH	3.0	1.0	1000	$1,199	$1.20	43d	1	0.74mi
545 E Buchtel Ave Unit 1 Akron, OH	2.0	1.0	900	$1,300	$1.44	43d	1	0.77mi
377 Talbot Ave Akron, OH	2.0	1.0	1070	$1,050	$0.98	43d	1	0.79mi
676 Grifton Ave Akron, OH	2.0	1.0	703	$1,000	$1.42	43d	1	0.80mi
680 Grifton Ave Akron, OH	2.0	1.0	828	$1,050	$1.27	23d	1	0.81mi
1190 Hazel St Akron, OH	3.0	1.0	1124	$1,425	$1.27	43d	1	0.82mi
1318 Arnold Ave Akron, OH	3.0	1.0	1056	$1,450	$1.37	43d	1	0.87mi
1428 Sara Ave Akron, OH	2.0	1.0	1080	$1,050	$0.97	14d	1	0.93mi
484 Hammel St Akron, OH	2.0	1.0	792	$1,100	$1.39	43d	1	0.97mi
467 Spicer St Akron, OH	2.0	1.0	800	$915	$1.14	23d	1	1.06mi
461 Spicer St Akron, OH	3.0	2.0	1000	$995	$0.99	43d	1	1.06mi
621 Hudson Ave Akron, OH	3.0	1.0	780	$1,100	$1.41	14d	1	1.09mi
420 Power St Akron, OH	3.0	1.0	900	$800	$0.89	23d	1	1.14mi
418 Power St Akron, OH	3.0	1.0	1000	$999	$1.00	23d	1	1.14mi
1628 E Market St Akron, OH	2.0	1.0	800	$850	$1.06	43d	1	1.20mi
571 Chittenden St Akron, OH	3.0	1.0	982	$1,200	$1.22	43d	1	1.26mi
857 Kennebec Ave Akron, OH	3.0	1.0	1008	$1,350	$1.34	44d	1	1.28mi
287 Wheeler St Akron, OH	3.0	1.0	1100	$1,350	$1.23	23d	1	1.28mi
393 Cross St Unit 393 Akron, OH	2.0	1.0	864	$775	$0.90	43d	1	1.30mi
421 Allyn St Unit 2 Akron, OH	3.0	1.0	743	$850	$1.14	43d	1	1.32mi
668 Roscoe Ave Akron, OH	2.0	1.0	720	$875	$1.22	43d	1	1.33mi
437 Sumner St Apt T Akron, OH	3.0	1.5	600	$960	$1.60	23d	1	1.38mi
437 Sumner St Apt A Akron, OH	3.0	1.5	750	$1,200	$1.60	23d	1	1.38mi
437 Sumner St Apt P Akron, OH	3.0	1.5	600	$750	$1.25	23d	1	1.38mi
437 Sumner St Apt R Akron, OH	2.0	1.5	600	$500	$0.83	23d	1	1.38mi
437 Sumner St Apt D Akron, OH	2.0	1.5	750	$900	$1.20	23d	1	1.38mi
243 Watson St Akron, OH	2.0	1.0	750	$950	$1.27	43d	1	1.38mi
689 Kling St Akron, OH	3.0	1.0	780	$1,075	$1.38	21d	1	1.38mi

Listing history 12 events

1. 2026-06-01
   days on market $75,000 Active 88 DOM
2. 2026-05-31
   days on market $75,000 Active 87 DOM
3. 2026-05-31
   days on market $75,000 Active 86 DOM
4. 2026-04-26
   status Active 812-char remark

   Show marketing remark (812 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bath colonial offering over 1,300 square feet of comfortable living space. This move-in-ready home blends classic charm with modern updates and features a spacious layout with a natural flow between the living and dining areas, along with convenient first-floor laundry. The kitchen provides ample space for everyday cooking and entertaining, while upstairs you’ll find three generously sized bedrooms and a full bathroom. A full basement offers plenty of storage and additional potential space. Outside, enjoy a private yard with off-street parking, a one-car garage, and driveway access. Whether you're a first-time homebuyer or an investor looking for a solid opportunity, this property offers great value and potential—schedule your showing today.

5. 2026-04-13
   historical Contingent 812-char remark

   Show marketing remark (812 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bath colonial offering over 1,300 square feet of comfortable living space. This move-in-ready home blends classic charm with modern updates and features a spacious layout with a natural flow between the living and dining areas, along with convenient first-floor laundry. The kitchen provides ample space for everyday cooking and entertaining, while upstairs you’ll find three generously sized bedrooms and a full bathroom. A full basement offers plenty of storage and additional potential space. Outside, enjoy a private yard with off-street parking, a one-car garage, and driveway access. Whether you're a first-time homebuyer or an investor looking for a solid opportunity, this property offers great value and potential—schedule your showing today.

6. 2026-03-23
   price $75,000 812-char remark

   Show marketing remark (812 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bath colonial offering over 1,300 square feet of comfortable living space. This move-in-ready home blends classic charm with modern updates and features a spacious layout with a natural flow between the living and dining areas, along with convenient first-floor laundry. The kitchen provides ample space for everyday cooking and entertaining, while upstairs you’ll find three generously sized bedrooms and a full bathroom. A full basement offers plenty of storage and additional potential space. Outside, enjoy a private yard with off-street parking, a one-car garage, and driveway access. Whether you're a first-time homebuyer or an investor looking for a solid opportunity, this property offers great value and potential—schedule your showing today.

7. 2026-03-05
   listed $80,000 Active 812-char remark

   Show marketing remark (812 chars)

   Welcome to this beautifully updated 3-bedroom, 1-bath colonial offering over 1,300 square feet of comfortable living space. This move-in-ready home blends classic charm with modern updates and features a spacious layout with a natural flow between the living and dining areas, along with convenient first-floor laundry. The kitchen provides ample space for everyday cooking and entertaining, while upstairs you’ll find three generously sized bedrooms and a full bathroom. A full basement offers plenty of storage and additional potential space. Outside, enjoy a private yard with off-street parking, a one-car garage, and driveway access. Whether you're a first-time homebuyer or an investor looking for a solid opportunity, this property offers great value and potential—schedule your showing today.

8. 2026-02-21
   historical
9. 2026-01-15
   status Active
10. 2026-01-08
    historical Contingent
11. 2025-12-05
    listed $75,000 Active
12. 1990-09-19
    soldstatus $7,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $733 · $61/mo
• Projected year-2 tax: $952 · $79/mo
• Expected delta: +$218/yr (+$18/mo · 29.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,840
• − Mortgage interest: −$4,201
• − Property taxes: −$733
• − Insurance: −$375
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,182
• Taxable income: $4,134
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $4,113/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Akron City
• NCES district ID: 3904348
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $33,811
• Composite: 21.31/100
• National rank: #8383
• State rank: #602 of 656 in OH

Livability — Akron

• Score: 81/100
• State rank: #104
• US rank: #1591

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Akron, OH
• County: Summit County · 440,783 people
• City population: 174,375
• Metro: Akron, OH
• Population (ZIP): 21,103
• Household income: $52,768
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1021.0

Population outlook (Summit County) Hauer SSP2

• Today (2025): 546,583 people
• By 2030: 544,028 · -0.5%
• By 2040: 531,363 · -2.8%
• By 2050: 514,923 · -5.8%
• By 2075: 481,765 · -11.9%
• By 2100: 432,265 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Black 20% Two or more races 12% Asian 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · India, Philippines, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Summit

• 2024 margin: Lean D (+7.0) · D 53.0% · R 46.0%
• 2008→2024 swing: -9.6pp toward R · 2008: 16.6pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+9.6 2016: D+8.2 2012: D+14.8 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.39%
• Current HPI: 190.6223
• Rent YoY: ▲ 4.51%
• Metro: Akron, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+971.4% since first listed

9 events — show timeline

• 2026-04-26 Relisted — MLSNOW
• 2026-04-13 Contingent — MLSNOW
• 2026-03-23 Price Changed $75,000 MLSNOW
• 2026-03-05 Listed $80,000 MLSNOW
• 2026-02-21 Listing Removed — MLSNOW
• 2026-01-15 Relisted — MLSNOW
• 2026-01-08 Contingent — MLSNOW
• 2025-12-05 Listed $75,000 MLSNOW
• 1990-09-19 Sold (Public Records) $7,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $733 · +0.1% YoY. Source: county tax records.